Form 8-K

8-K — SITE Centers Corp.

Accession: 0001193125-26-330569

Filed: 2026-08-03

Period: 2026-08-03

CIK: 0000894315

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Results of Operations and Financial Condition

Item: Financial Statements and Exhibits

Documents

8-K — sitc-20260803.htm (Primary)

EX-99.1 (sitc-ex99_1.htm)

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8-K

8-K (Primary)

Filename: sitc-20260803.htm · Sequence: 1

8-K

false000089431500008943152026-08-032026-08-03

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): August 3, 2026

SITE Centers Corp.

(Exact name of Registrant as Specified in Its Charter)

Ohio

1-11690

34-1723097

(State or Other Jurisdiction

of Incorporation)

(Commission File Number)

(IRS Employer

Identification No.)

3300 Enterprise Parkway,

Beachwood, Ohio

44122

(Address of Principal Executive Offices)

(Zip Code)

Registrant’s Telephone Number, Including Area Code: (216) 755-5500

Not Applicable

(Former Name or Former Address, if Changed Since Last Report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐

Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐

Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐

Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐

Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class

Trading

Symbol(s)

Name of each exchange on which registered

Common Shares, Par Value $0.10 Per Share

SITC

New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§ 230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§ 240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02 Results of Operations and Financial Condition.

On August 3, 2026, SITE Centers Corp. (the “Company”) issued a quarterly financial supplement containing financial and property information of the Company (“Quarterly Supplement”) for the quarter ended June 30, 2026 which includes a News Release containing financial results of the Company. A copy of the Company’s Quarterly Supplement dated June 30, 2026, is attached hereto as Exhibit 99.1, which is incorporated herein by reference. This information shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934 (the “Exchange Act”) or otherwise subject to the liabilities of that section, nor shall it be incorporated by reference into a filing under the Securities Act of 1933 (the “Securities Act”) or the Exchange Act, except as shall be set forth by specific reference in such filing.

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits

Exhibit

Number Description

99.1

Quarterly financial supplement dated as of June 30, 2026

104

Cover Page Interactive Data File (embedded within the Inline XBRL document)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

SITE Centers Corp.

Date: August 3, 2026

By:

/s/ Jeffrey A. Scott

Name: Jeffrey A. Scott

Title: Senior Vice President and Chief Accounting

Officer

EX-99.1

Filename: sitc-ex99_1.htm · Sequence: 2

EX-99.1

Exhibit 99.1

SITE Centers Corp.

Table of Contents

Section

Page

Earnings Release & Financial Statements

Press Release

1-6

Company Summary

Portfolio Summary

Capital Structure and Debt Detail

Leasing Summary

Lease Expirations

Top 20 Tenants

Investments

Transactions

Unconsolidated Joint Ventures

Unconsolidated Joint Venture

13-15

Shopping Center Summary

Property List

Reporting Policies and Other

Notable Accounting and Supplemental Policies

Non-GAAP Measures

18-19

Leasing Metrics for Wholly-Owned and Unconsolidated Joint Venture at 100%

20-24

SITE Centers Corp.

For additional information:

3300 Enterprise Parkway

Gerald Morgan, EVP and

Beachwood, OH 44122

216-755-5500

Chief Financial Officer

FOR IMMEDIATE RELEASE:

SITE Centers Reports Second Quarter 2026 Results

Beachwood, Ohio, August 3, 2026 - SITE Centers Corp. (NYSE: SITC) announced today operating results for the quarter ended June 30, 2026.

“Year to date, the Company has sold five properties, a land parcel and a joint venture interest for aggregate gross sales prices of approximately $167.8 million,” commented David R. Lukes, President and Chief Executive Officer. “SITE Centers remains focused on maximizing the value of its remaining assets through additional asset sales and resolution of its investment in the DTP joint venture.”

Results for the Second Quarter

•

Second quarter net loss was $1.3 million, or a loss of $0.03 per diluted share, as compared to net income of $46.5 million, or $0.88 per diluted share, in the year-ago period. The decrease year-over-year was primarily the result of the decrease in gain on disposition of real estate, increase in impairment charges and lower Net Operating Income (“NOI”) as a result of property dispositions offset by increases in interest income and decreases in interest expense and depreciation and amortization expense.

•

Second quarter operating funds from operations (“Operating FFO” or “OFFO”) was a loss of $4.6 million, or a loss of $0.09 per diluted share, compared to income of $8.3 million, or income of $0.16 per diluted share, in the year-ago period. The decrease year-over-year was primarily the result of lower NOI as a result of property dispositions partially offset by an increase in interest income and a decrease in interest expense.

•

Sold Meadowmont Crossings and the Pike Outlets for aggregate gross sales prices of $61.1 million. Net proceeds from these sales after adjustment for certain pro-rations, allocations and other credits were approximately $56.5 million.

•

The Company held $238.9 million of unrestricted cash at June 30, 2026. The Company expects to maintain a higher cash balance pending the resolution of the DTP joint venture in order to maximize options to monetize its remaining joint venture investment.

•

On June 29, 2026, the Company delivered a buy-sell notice to its partner under the DTP joint venture agreement. Pursuant to the terms of the joint venture agreement, unless an alternative consensual resolution is agreed between the Company and its partner, the partner is required to inform the Company by August 31, 2026 of its decision to either purchase the Company’s 20% interest in the joint venture for a price of approximately $32.4 million or sell its 80% interest in the joint venture to the Company for a price of approximately $129.6 million. Pursuant to the terms of the joint venture agreement, closing of the transaction should occur no later than October 15, 2026. No assurances can be given that the partner will comply with its obligations under the joint venture agreement with respect to the buy-sell notice.

Significant Second Quarter Activity and Key Operating Results

•

Declared a $1.00 per share special dividend that was paid on July 31, 2026.

•

Recorded environmental litigation and tenant litigation legal expense of $1.0 million in the second quarter of 2026 as compared to $0.4 million in the second quarter of 2025. On an annual basis, the Company recorded $1.1 million and $0.6 million for the six months ended June 30, 2026 and 2025, respectively.

•

Reported a leased rate of 82.5% at June 30, 2026 as compared to 87.8% at December 31, 2025 and 88.1% at June 30, 2025, all on a pro rata basis. The change in the leased rate was due primarily to transactional activity and the remaining mix of properties.

•

Executed two new leases and 14 renewals for 64,702 square feet during the quarter.

Recent Activity

•

In July, the Company sold Meadowmont Market (Chapel Hill, North Carolina) and a land parcel (Freehold, New Jersey) for aggregate gross sales prices of approximately $11.5 million. Net proceeds from these sales after adjustment for certain pro-rations, allocations and other credits were approximately $11.1 million.

•

The Company has entered into agreements to sell Shoppes at Paradise Point (Fort Walton Beach, Florida) and The Maxwell (Chicago, Illinois) for $8.4 million and $15.3 million in cash, respectively, subject to adjustment for certain closing pro-rations, allocations and credits. The general due diligence period has expired under both of these sale agreements and the closings are expected to occur by the end of the third quarter of 2026 subject to satisfaction of customary closing conditions.

About SITE Centers Corp.

SITE Centers is an owner and manager of open-air shopping centers. The Company is a self-administered and self-managed REIT operating as a fully integrated real estate company and is publicly traded on the New York Stock Exchange under the ticker symbol SITC. Additional information about the Company is available at www.sitecenters.com. To be included in the Company’s e-mail distributions for press releases and other investor news, please click here.

Supplemental Information

Copies of the Company's quarterly financial supplement are available on the Investor Relations portion of the Company's website, ir.sitecenters.com.

Non-GAAP Measures and Other Operational Metrics

Funds from Operations (“FFO”) is a supplemental non-GAAP financial measure used as a standard in the real estate industry and is a widely accepted measure of real estate investment trust (“REIT”) performance. Management believes that both FFO and Operating FFO provide additional indicators of the financial performance of a REIT. The Company also believes that FFO and Operating FFO more appropriately measure the core operations of the Company and provide benchmarks to its peer group.

FFO is generally defined and calculated by the Company as net income (loss) (computed in accordance with generally accepted accounting principles in the United States (“GAAP”)), adjusted to exclude (i) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (ii) impairment charges on real estate property and related investments and (iii) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income (loss) from joint ventures and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by NAREIT. The Company calculates Operating FFO as FFO excluding certain non-operating charges, income and gains/losses. Operating FFO is useful to investors as the Company removes non-comparable charges, income and gains/losses to analyze the results of its operations and assess performance of the core operating real estate portfolio. Other real estate companies may calculate FFO and Operating FFO in a different manner.

The Company also uses NOI, a non-GAAP financial measure, as a supplemental performance measure. NOI is calculated as property revenues less property-related expenses. The Company believes NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level and, when compared across periods, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis.

FFO, Operating FFO and NOI do not represent cash generated from operating activities in accordance with GAAP, are not necessarily indicative of cash available to fund cash needs and should not be considered as alternatives to net income computed in accordance with GAAP, as indicators of the Company’s operating performance or as alternatives to cash flow as a measure of liquidity. Reconciliations of these non-GAAP measures to their most directly comparable GAAP measures have been provided herein.

Safe Harbor

SITE Centers Corp. considers portions of the information in this press release to be forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, both as amended, with respect to the Company's expectation for future periods. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that its expectations will be achieved. For this purpose, any statements contained herein that are not historical fact, including statements regarding the Company's projected operational and financial performance, strategy, prospects and plans, may be deemed to be forward-looking statements. There are a number of important factors that could cause our results to differ materially from those indicated by such forward-looking statements, including, among other factors, our ability to enter into agreements to sell our remaining properties on commercially reasonable terms and to satisfy closing conditions applicable to such sales; our ability to resolve and realize value from our remaining joint venture investment; impairment charges; general economic conditions, including inflation and interest rate volatility; local conditions such as the supply of, and demand for, retail real estate space in our geographic markets; the loss of, significant downsizing of or bankruptcy of a major tenant and the impact of any such event on rental income from other tenants and our properties; the impact of e-commerce; property

damage, expenses related thereto and other business and economic consequences (including the potential loss of rental revenues) resulting from extreme weather conditions or natural disasters in locations where we own properties, and the sufficiency and timing of any insurance recovery payments related thereto; the impact of pandemics and other public health crises; our ability to finance our businesses on commercially acceptable terms or at all; unauthorized access, use, theft or destruction of financial, operations or third party data maintained in our information systems or by third parties on our behalf; our ability to maintain REIT status; our ability to project known and contingent expenses and liabilities arising in connection with the anticipated wind-up of our operations; and any change in strategy. For additional factors that could cause the results of the Company to differ materially from those indicated in the forward-looking statements, please refer to the Company's most recent reports on Forms 10-K and 10-Q. The Company undertakes no obligation to publicly revise these forward-looking statements to reflect events or circumstances that arise after the date hereof.

SITE Centers Corp.

Income Statement: Consolidated Interests

in thousands, except per share

2Q26

2Q25

6M26

6M25

Revenues:

Rental income (1)

$6,847

$30,662

$16,088

$62,112

Other property revenues

105

446

235

9,342

6,952

31,108

16,323

71,454

Expenses:

Operating and maintenance (2)

3,776

6,457

7,069

13,589

Real estate taxes

1,173

4,690

2,815

9,411

4,949

11,147

9,884

23,000

Net operating income (3)

2,003

19,961

6,439

48,454

Other income (expense):

JV and other fee income (4)

3,741

2,362

7,386

4,639

Interest expense

(5,304)

(10,766)

Depreciation and amortization

(3,894)

(12,921)

(8,911)

(26,173)

General and administrative (5)

(9,229)

(9,418)

(18,128)

(18,813)

Other income (expense), net (6)

(162)

(1,165)

(1,660)

Impairment charges

(1,000)

(18,450)

Loss before earnings from JVs and other

(8,541)

(6,485)

(31,629)

(4,319)

Equity in net loss of JVs

(449)

(68)

(601)

(29)

Gain on sale of joint venture interests

19,989

Gain on disposition of real estate, net

7,804

53,236

11,811

54,265

Tax (expense) benefit

(118)

(179)

(328)

Net (loss) income

($1,304)

$46,504

($366)

$49,589

Weighted average shares – Basic and Diluted– EPS

52,475

52,445

52,471

52,440

Earnings per common share – Basic

($0.03)

$0.88

($0.01)

$0.94

Earnings per common share – Diluted

($0.03)

$0.88

($0.01)

$0.94

(1)

Rental income:

Minimum rents

$4,161

$19,832

$9,570

$40,198

Ground lease minimum rents

241

1,281

549

2,602

Straight-line rent, net

(65)

109

318

304

Amortization of (above)/below-market rent, net

166

120

306

Percentage and overage rent

348

389

597

753

Recoveries

1,708

7,900

3,838

16,302

Uncollectible revenue

(121)

228

(85)

120

Ancillary and other rental income

171

389

363

790

Lease termination fees

Embedded lease Shared Services Agreement (“SSA”) with Curbline

368

737

(2)

Environmental and tenant litigation expenses

1,000

378

1,096

628

Includes the allocation of property management personnel expenses

112

377

256

731

(3)

Includes NOI from wholly-owned assets sold in 2026 and 2025

659

16,980

2,677

34,706

(4)

Curbline SSA fee

1,201

800

2,283

1,492

Curbline SSA gross up

1,759

625

3,522

1,256

Embedded lease SSA

(368)

(737)

(5)

Other charges related to system conversion

160

675

(6)

Interest income (fees), net

1,615

722

2,806

1,083

Transaction costs and other expenses

(18)

(758)

751

(983)

Curbline SSA gross up

(1,759)

(625)

(3,522)

(1,256)

Debt extinguishment costs

(504)

SITE Centers Corp.

Reconciliation: Net Income to FFO and Operating FFO

and Other Financial Information

in thousands, except per share

2Q26

2Q25

6M26

6M25

Net (loss) income

($1,304)

$46,504

($366)

$49,589

Depreciation and amortization of real estate

2,387

12,054

5,720

24,468

Equity in net loss of JVs

449

601

JVs' FFO

721

1,545

1,668

3,138

Impairment charges

1,000

18,450

Gain on sale of joint venture interests

(19,989)

Gain on disposition of real estate, net

(7,804)

(53,236)

(11,811)

(54,265)

FFO

($4,551)

$6,935

($5,727)

$22,959

Debt extinguishment, transaction and other (at SITE's share)

(18)

1,252

(821)

1,374

Condemnation revenue

(8,379)

Other charges

160

675

Total non-operating items, net

(18)

1,412

(726)

(6,330)

Operating FFO

($4,569)

$8,347

($6,453)

$16,629

Weighted average shares & units – Basic: FFO & OFFO

52,475

52,445

52,471

52,440

Assumed conversion of dilutive securities

Weighted average shares & units – Diluted: FFO & OFFO

52,475

52,445

52,471

52,440

FFO per share – Basic

$(0.09)

$0.13

$(0.11)

$0.44

FFO per share – Diluted

$(0.09)

$0.13

$(0.11)

$0.44

Operating FFO per share – Basic

$(0.09)

$0.16

$(0.12)

$0.32

Operating FFO per share – Diluted

$(0.09)

$0.16

$(0.12)

$0.32

Common stock dividends declared, per share

$1.00

$1.50

$1.00

$1.50

Capital expenditures (SITE Centers share):

Maintenance capital expenditures

540

887

Tenant allowances and landlord work

700

708

2,345

1,771

Leasing commissions

179

218

464

Construction administrative costs (capitalized)

384

517

588

957

Certain non-cash items (SITE Centers share):

Straight-line rent

(84)

133

311

328

Straight-line fixed CAM

(7)

(6)

Amortization of below-market rent/(above), net

125

261

310

401

Straight-line ground rent income

(182)

(147)

Debt fair value and loan cost amortization

(190)

(904)

(383)

(1,600)

Stock compensation expense

(304)

(316)

(586)

(701)

Non-real estate depreciation expense

(1,507)

(870)

(3,191)

(3)

SITE Centers Corp.

Balance Sheet: Consolidated Interests

$ in thousands

At Period End

2Q26

4Q25

Assets:

Land

$20,346

$47,182

Buildings

113,610

338,527

Fixtures and tenant improvements

76,561

170,247

210,517

555,956

Depreciation

(131,601)

(332,774)

78,916

223,182

Construction in progress and land

548

2,554

Real estate, net

79,464

225,736

Investments in and advances to JVs

26,396

27,676

Cash

238,926

119,034

Restricted cash

2,415

3,781

Receivables and straight-line (1)

7,662

13,015

Intangible assets, net (2)

4,970

22,207

Amounts receivable from Curbline

397

902

Other assets, net

5,064

6,386

Total Assets

365,294

418,737

Liabilities and Equity:

Dividends payable

52,691

Amounts payable to Curbline

9,420

22,107

Other liabilities (3)

20,924

61,865

Total Liabilities

83,035

83,972

Common shares

5,248

5,247

Paid-in capital

3,981,441

3,981,084

Distributions in excess of net income

(3,704,395)

(3,651,338)

Common shares in treasury at cost

(35)

(228)

Total Equity

282,259

334,765

Total Liabilities and Equity

$365,294

$418,737

(1)

Straight-line rents (including fixed CAM), net

$1,436

$3,511

(2)

Operating lease right of use assets

4,139

14,700

(3)

Operating lease liabilities

4,930

34,330

Below-market leases, net

3,446

4,670

SITE Centers Corp.

Portfolio Summary

6/30/2026

3/31/2026

12/31/2025

9/30/2025

6/30/2025

Shopping Center Count

Operating Centers - 100%

Wholly Owned

JV Portfolio

Gross Leasable Area (GLA)

Owned and Ground Lease - Pro Rata Share

1,139

1,567

2,013

4,271

5,355

Wholly Owned

460

888

1,155

3,413

4,497

JV Portfolio - Pro Rata Share

679

858

Quarterly Operational Overview

Pro Rata Share

Base Rent PSF

$18.40

$20.00

$22.61

$19.62

$19.83

Base Rent PSF < 10K

$31.05

$31.19

$33.09

$31.05

$31.19

Base Rent PSF > 10K

$14.50

$15.73

$18.02

$15.86

$15.99

Commenced Rate

81.1%

84.7%

85.8%

86.5%

87.5%

Commenced Rate < 10K SF

71.2%

74.9%

79.4%

83.2%

85.6%

Commenced Rate > 10K SF

84.8%

88.7%

87.6%

88.1%

Leased Rate

82.5%

85.9%

87.8%

87.6%

88.1%

Leased Rate < 10K SF

72.2%

76.3%

81.9%

84.2%

87.3%

Leased Rate > 10K SF

86.4%

89.8%

90.6%

88.7%

88.4%

Note: GLA in thousands. Base Rent PSF excludes ground leases. All results exclude the Company's owned Beachwood, OH headquarters office buildings.

SITE Centers Corp.

Capital Structure

$, shares and units in thousands, except per share

June 30, 2026

December 31, 2025

Capital Structure

Market Value Per Share

$3.97

$6.42

Common Shares Outstanding

52,475

52,462

Equity Market Capitalization

$208,326

$336,806

Unconsolidated Mortgage Debt (at SITE share)

76,120

106,031

284,446

442,837

Less: Cash (including restricted cash and JV's at SITE share)

(245,609)

(133,210)

Enterprise Value

$38,837

$309,627

SITE Centers Corp.

Debt Detail

$ in thousands

Balance

100%

Balance

SITE Share

Maturity

Date

Contractual Interest Rate at 6/30/2026

Unconsolidated Mortgage Debt

DTP Loan Pool (10 assets)

$380,600

$76,120

01/29

6.38%

Unamortized Loan Costs, Net

(9,464)

(1,893)

Total Unconsolidated Debt

$371,136

$74,227

SITE Centers Corp.

Leasing Summary

At pro rata share except for count

Leasing Activity

Comparable Pool

Total Pool

Leasing Spreads

Count

GLA

ABR PSF

Cash

Term

Count

GLA

ABR PSF

Term

New Leases

2Q26

$0.00

0.0%

2,309

$16.10

5.6

1Q26

9,307

$14.00

16.7%

10.5

9,307

$14.00

10.5

4Q25

$0.00

0.0%

0.0

2,081

$25.92

10.4

3Q25

$0.00

0.0%

0.0

53,575

$16.50

10.0

9,307

$14.00

16.7%

10.5

67,272

$16.43

9.9

Renewals

2Q26

62,393

$14.76

9.7%

4.9

62,393

$14.76

4.9

1Q26

8,599

$23.44

1.9%

4.2

8,599

$23.44

4.2

4Q25

72,869

$16.29

4.5%

5.0

72,869

$16.29

5.0

3Q25

183,056

$14.38

6.1%

4.8

183,056

$14.38

4.8

326,917

$15.12

6.2%

4.8

326,917

$15.12

4.8

New + Renewals

2Q26

62,393

$14.76

9.7%

4.9

64,702

$14.81

4.9

1Q26

17,906

$18.54

7.2%

7.5

17,906

$18.54

7.5

4Q25

72,869

$16.29

4.5%

5.0

74,950

$16.55

5.2

3Q25

183,056

$14.38

6.1%

4.8

236,631

$14.86

6.0

336,224

$15.09

6.4%

5.0

394,189

$15.34

5.7

Net Effective Rents

Capex PSF

NER

GLA

ABR PSF

LL Work

Total

PSF

Term

New Leases

2Q26

2,309

$16.43

$1.22

$1.30

$0.54

$3.06

$13.37

5.6

1Q26

9,307

$14.00

$2.86

$0.10

$0.57

$3.53

$10.47

10.5

4Q25

2,081

$28.65

$2.02

$0.37

$1.71

$4.10

$24.55

10.4

3Q25

53,575

$17.15

$1.46

$5.41

$0.62

$7.49

$9.66

10.0

67,272

$17.04

$1.68

$4.39

$0.64

$6.71

$10.33

9.9

Renewals

2Q26

62,393

$14.91

$0.05

$0.00

$0.05

$14.86

4.9

1Q26

8,599

$23.79

$0.25

$0.00

$0.25

$23.54

4.2

4Q25

72,869

$16.45

$0.00

$16.45

5.0

3Q25

183,056

$14.46

$0.00

$14.46

4.8

326,917

$15.24

$0.02

$0.00

$0.02

$15.22

4.8

New + Renewals

2Q26

64,702

$14.96

$0.10

$0.05

$0.02

$0.17

$14.79

4.9

1Q26

17,906

$18.70

$2.16

$0.07

$0.42

$2.65

$16.05

7.5

4Q25

74,950

$16.79

$0.11

$0.02

$0.10

$0.23

$16.56

5.2

3Q25

236,631

$15.07

$0.55

$2.05

$0.23

$2.83

$12.24

6.0

394,189

$15.54

$0.51

$1.30

$0.19

$2.00

$13.54

5.7

Note: ABR PSF represents year one base rent for leasing spreads and the average rent for the initial term for net effective rent. Term is weighted average in years.

SITE Centers Corp.

Lease Expirations

At pro rata share except for count; $ and GLA in thousands

Assumes no exercise of lease options

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

1.0%

$54

0.5%

$7.71

3.1%

$244

3.6%

$34.86

1.5%

$298

1.8%

$21.29

2026

0.0%

$0.00

5.3%

421

6.2%

$35.08

1.3%

421

2.5%

$35.08

2027

105

15.0%

2,103

20.7%

$20.03

12.0%

751

11.1%

$27.81

132

14.3%

2,854

16.8%

$21.62

2028

12.0%

1,013

10.0%

$12.06

15.6%

1,071

15.8%

$30.60

119

12.9%

2,084

12.3%

$17.51

2029

124

17.8%

1,686

16.6%

$13.60

14.2%

1,095

16.2%

$34.22

156

16.9%

2,781

16.4%

$17.83

2030

7.9%

858

8.4%

$15.60

12.9%

867

12.8%

$29.90

9.1%

1,725

10.2%

$20.54

2031

139

19.9%

1,867

18.4%

$13.43

11.1%

650

9.6%

$26.00

164

17.8%

2,517

14.9%

$15.35

2032

8.3%

627

6.2%

$10.81

6.2%

452

6.7%

$32.29

7.8%

1,079

6.4%

$14.99

2033

8.7%

961

9.5%

$15.75

4.4%

255

3.8%

$25.50

7.7%

1,216

7.2%

$17.13

2034

3.3%

491

4.8%

$21.35

6.7%

402

5.9%

$26.80

4.1%

893

5.3%

$23.50

2035

4.9%

427

4.2%

$12.56

1.8%

132

1.9%

$33.00

4.1%

559

3.3%

$14.71

Thereafter

1.1%

0.8%

$10.25

6.7%

432

6.4%

$28.80

2.5%

514

3.0%

$22.35

Total

698

100.0%

$10,169

100.0%

$14.57

206

225

100.0%

$6,772

100.0%

$30.10

292

923

100.0%

$16,941

100.0%

$18.35

Signed Not Open

$174

$13.38

$49

$16.33

$223

$13.94

Vacant

112

199

Assumes all lease options are exercised

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

1.0%

$54

0.5%

$7.71

2.2%

$171

2.5%

$34.20

1.3%

$225

1.3%

$18.75

2026

0.0%

$0.00

2.7%

245

3.6%

$40.83

0.7%

245

1.4%

$40.83

2027

9.7%

1,568

15.4%

$23.06

4.4%

206

3.0%

$20.60

8.5%

1,774

10.5%

$22.74

2028

1.0%

0.7%

$9.57

7.1%

469

6.9%

$29.31

2.5%

536

3.2%

$23.30

2029

7.0%

881

8.7%

$17.98

6.2%

403

6.0%

$28.79

6.8%

1,284

7.6%

$20.38

2030

0.7%

110

1.1%

$22.00

6.2%

388

5.7%

$27.71

2.1%

498

2.9%

$26.21

2031

1.4%

138

1.4%

$13.80

4.4%

251

3.7%

$25.10

2.2%

389

2.3%

$19.45

2032

1.7%

148

1.5%

$12.33

7.6%

599

8.8%

$35.24

3.1%

747

4.4%

$25.76

2033

3.7%

312

3.1%

$12.00

8.0%

537

7.9%

$29.83

4.8%

849

5.0%

$19.30

2034

0.0%

$0.00

8.4%

782

11.5%

$41.16

2.1%

782

4.6%

$41.16

2035

3.7%

373

3.7%

$14.35

6.2%

432

6.4%

$30.86

4.3%

805

4.8%

$20.13

Thereafter

488

69.9%

6,518

64.1%

$13.36

36.4%

2,289

33.8%

$27.91

117

570

61.8%

8,807

52.0%

$15.45

Total

698

100.0%

$10,169

100.0%

$14.57

206

225

100.0%

$6,772

100.0%

$30.10

292

923

100.0%

$16,941

100.0%

$18.35

Note: Includes ground leases. Excludes Company’s owned Beachwood OH headquarters office buildings.

SITE Centers Corp.

Top 20 Tenants

$ and GLA in thousands

Number of Units

Base Rent

Owned GLA

Tenant

Total

Pro Rata

% of Total

At 100%

Pro Rata

% of Total

At 100%

Burlington

1,599

9.4%

1,983

6.1%

104

AMC Theatres

1,037

6.1%

5,183

4.0%

232

Nordstrom Rack

731

4.3%

731

3.2%

Kroger (Harris Teeter )

697

4.1%

697

4.0%

Dick's Sporting Goods (1)

618

3.6%

3,090

4.3%

244

Publix Supermarkets

572

3.4%

932

4.9%

100

TJX Companies (2)

527

3.1%

2,637

4.0%

223

Lowe's

452

2.7%

2,259

4.6%

261

Ross Stores

452

2.7%

2,258

3.2%

181

Kohl's

418

2.5%

2,088

4.1%

237

Best Buy

392

2.3%

1,962

2.5%

141

Tailored Brands (Men's Wearhouse)

336

2.0%

528

0.7%

Five Below

320

1.9%

1,006

1.7%

Verizon Wireless

291

1.7%

702

0.5%

Gap (Old Navy)

281

1.7%

1,403

1.5%

Michaels

260

1.5%

1,301

1.7%

J.P. Morgan

225

1.3%

225

0.5%

Ulta Beauty

222

1.3%

1,110

1.0%

The Noodles Shop Co.

222

1.3%

335

0.4%

Petsmart

189

1.1%

945

1.0%

Top 20 Total

$9,841

58.1%

$31,375

612

53.7%

2,191

Total Portfolio

$16,941

100.0%

$55,351

1,139

100.0%

3,857

(1) Dick's Sporting Goods (3) / Going Going Gone (1) / Golf Galaxy (1)

(2) T.J. Maxx (1) / Marshalls (5) / HomeGoods (2) / Sierra Trading (1)

SITE Centers Corp.

Transactions

$ and GLA in thousands

SITE

Owned

Price

Property Name

MSA

Own %

GLA

At 100%

At Share

Property Dispositions

02/27/26

FlatAcres MarketCenter

Denver-Aurora-Lakewood, CO

100%

136

$24,400

03/03/26

3030 North Broadway

Chicago-Naperville-Elgin, IL-IN-WI

100%

132

50,100

1Q 2026 Total

268

$74,500

05/04/26

Meadowmont Crossing

Raleigh, NC

100%

$11,050

06/30/26

The Pike Outlets

Los Angeles-Long Beach-Anaheim, CA

100%

389

50,000

2Q 2026 Total

481

$61,050

07/14/26

Land Parcel

Freehold, NJ

100%

N/A

$450

07/27/26

Meadowmont Market

Durham-Chapel Hill, NC

100%

11,000

3Q 2026 QTD

$11,450

Total 2026 YTD

798

$147,000

Sale of Partnership Interests

01/16/26

Deer Park Town Center(1)

Chicago-Naperville-Elgin, IL-IN-WI

358

N/A

$20,762

(1) In January 2026, the Company sold its partnership interests in RVIP IIIB to its existing joint venture partner.

SITE Centers Corp.

Unconsolidated Joint Ventures

$ and GLA in thousands

Joint Venture

SITE

Own %

Number of Properties

Owned

GLA

Leased Rate

ABR

2Q26 NOI

at 100% (1)

Gross

RE Assets

Debt Balance

at 100% (2)

Chinese Institutional Investors

DTP

20%

3,397

92.9%

$15.43

$11,369

$612,250

$380,600

Property management fees

523

(1)

Net operating income

$11,892

(3)

(1) Property management fees charged by SITE to the joint venture are included as an expense in NOI, although presented in the combined income statement on page 14 in the Other Expense, net line item.

(2) Excludes unamortized loan costs, net of $9.5 million or $1.9 million at SITE's share.

(3) Amount agrees to the combined income statement of the joint ventures which includes a reconciliation of the Non-GAAP measure to the applicable GAAP measure.

See calculation definition in the Non-GAAP Measures section.

SITE Centers Corp.

Unconsolidated Joint Ventures

Combined SITE JV Pro Rata Adjustments (1)

Income Statement Pro Rata Adjustments 2Q26

Balance Sheet Pro Rata Adjustments 2Q26

Revenues:

Assets:

Rental income (2)

$3,182

Land

$29,794

Other income (3)

Buildings

83,707

3,203

Improvements

8,944

Expenses:

122,445

Operating and maintenance

451

Depreciation

(24,847)

Real estate taxes

373

97,598

824

Construction in progress and land

Net operating income

2,379

Real estate, net

97,603

Investment in JVs

Other income (expense):

Cash and restricted cash

4,268

Fee income

Receivables, net

1,561

Interest expense

(1,416)

Other assets, net

1,576

Depreciation and amortization

(1,154)

Total Assets

105,008

Other income (expense), net

(242)

Loss before earnings from JVs

(433)

Liabilities and Equity:

Equity in net loss of JVs

449

Mortgage debt

74,227

Basis differences of JVs

(16)

Amounts payable to SITE

321

Gain on disposition of real estate

Other liabilities

5,099

Net loss

Total Liabilities

79,647

JVs share of equity

FFO Reconciliation 2Q26

Distributions in excess of net income

25,361

Loss before earnings from JVs

($433)

Total Equity

25,361

Depreciation and amortization

1,154

Total Liabilities and Equity

$105,008

Basis differences of JVs

FFO at SITE's ownership interests

$721

OFFO at SITE's ownership interests

$721

(1) Information provided for SITE's share of JV investments and can be combined with SITE's consolidated financial statements for the same period.

(2) Rental Income:

Minimum rents

$2,259

Ground lease minimum rents

138

Straight-line rent, net

(18)

Amortization of (above) below market rent, net

Percentage and overage rent

Recoveries

731

Uncollectible revenue

(18)

(3) Other Income:

Ancillary and other rental income

Lease termination fees

SITE Centers Corp.

Unconsolidated Joint Ventures at 100%

$ in thousands

Combined Income Statement

2Q26

2Q25

6M26

6M25

Revenues:

Rental income (1)

$15,910

$20,478

$33,018

$40,380

Other income (2)

104

151

249

1,174

16,014

20,629

33,267

41,554

Expenses:

Operating and maintenance

2,254

2,678

4,659

5,509

Real estate taxes

1,868

2,226

3,812

4,577

4,122

4,904

8,471

10,086

Net operating income

11,892

15,725

24,796

31,468

Other income (expense):

Interest expense

(7,083)

(8,080)

(14,255)

(16,088)

Depreciation and amortization

(5,769)

(6,340)

(10,914)

(12,384)

Other expense, net

(1,205)

(1,394)

(2,433)

(2,782)

(2,165)

(89)

(2,806)

214

(Loss) gain on disposition of real estate, net

Net income (loss) attributable to unconsolidated JVs

(2,165)

(84)

(2,806)

215

Depreciation and amortization

5,769

6,340

10,914

12,384

Gain on disposition of real estate, net

(5)

(1)

FFO

$3,604

$6,251

$8,108

$12,598

FFO at SITE's ownership interests

$721

$1,545

$1,668

$3,138

Operating FFO at SITE's ownership interests

$721

$1,545

$1,668

$3,138

(1) Rental Income:

Minimum rents

$11,295

$13,591

$23,031

$27,199

Ground lease minimum rents

690

682

1,378

1,382

Straight-line rent, net

(89)

(35)

169

Amortization of (above) below market rent, net

444

1,506

949

1,981

Percentage and overage rent

164

188

460

Recoveries

3,656

4,482

7,475

9,001

Uncollectible revenue

(89)

(31)

188

(2) Other Income:

Ancillary and other rental income

104

151

239

364

Lease termination fees

810

Combined Balance Sheet

At Period End

2Q26

4Q25

Assets:

Land

$148,968

$159,567

Buildings

418,535

497,973

Improvements

44,723

70,903

612,226

728,443

Depreciation

(124,234)

(190,020)

487,992

538,423

Construction in progress and land

Real estate, net

488,016

538,438

Cash and restricted cash

21,337

28,254

Receivables, net

7,806

10,497

Other assets, net

7,880

8,837

Total Assets

525,039

586,026

Liabilities and Equity:

Mortgage debt

371,136

429,196

Amounts payable to SITE

1,602

1,846

Other liabilities

25,497

31,577

Total Liabilities

398,235

462,619

Accumulated equity

126,804

123,407

Total Equity

126,804

123,407

Total Liabilities and Equity

$525,039

$586,026

SITE CENTERS

Property List as of June 30, 2026

Center

Location

Owned

GLA

Population (000's)

Leased Rate

Average Household Income ($000's)

ABR

PSF

Anchor Tenants

Wholly Owned

Shoppes at Paradise Pointe

Fort Walton Beach

82.5%

$65

$12.82

Publix

The Maxwell

Chicago

240

979

57.0%

$98

$25.71

Burlington, Nordstrom Rack

Meadowmont Market

Chapel Hill

101

91.7%

$101

$15.52

Harris Teeter

The Blocks

Portland

373

67.3%

$95

$37.13

—

Headquarter Office Buildings

Beachwood

339

120

N/A

$122

(1)

—

Joint Venture

Ahwatukee Foothills Towne Center

Phoenix

DTP

691

154

87.1%

$88

$20.33

AMC Theatres, Best Buy, Burlington, Golf Galaxy, HomeGoods, Lina Home Furnishings, Marshalls, Michaels, Ross Dress for Less, Sprouts Farmers Market

Connecticut Commons

Plainville

DTP

561

162

97.9%

$76

$14.38

Aldi, AMC Theatres, Dick's Sporting Goods, DSW, Kohl's, Lowe's, Marshalls, PetSmart

Towne Center Prado

Marietta

DTP

287

126

89.4%

$78

$12.47

Going Going Gone, Publix, Ross Dress for Less

Brookside Marketplace

Tinley Park

DTP

317

177

98.9%

$89

$15.99

Best Buy, Dick's Sporting Goods, HomeGoods, Michaels, PetSmart, Ross Dress for Less, T.J. Maxx

Independence Commons

Independence

DTP

386

130

93.3%

$70

$15.67

AMC Theatres, Best Buy, Bob's Discount Furniture, Kohl's, Marshalls, Ross Dress for Less

Poyner Place

Raleigh

DTP

252

127

100.0%

$80

$17.72

Cost Plus World Market, Marshalls, Michaels, Ross Dress for Less, Urban Air Trampoline & Adventure Park

University Centre

Wilmington

DTP

418

132

92.8%

$68

$12.35

Bob's Discount Furniture, Crunch Fitness, Lowe's, Old Navy, Ollie's Bargain Outlet, Ross Dress for Less

Route 22 Retail Center

Union

DTP

112

324

100.0%

$114

$15.06

Dick's Sporting Goods

Ashley Crossing

Charleston

DTP

208

104

95.7%

$67

$11.86

Food Lion, Kohl's, Marshalls

Commonwealth Center

Midlothian

DTP

166

75.9%

$95

$18.39

Michaels, The Fresh Market

Notes:

GLA in thousands. Anchors include tenants greater than 20K square feet

Population and Average Household Income are for trade area within a 10 minute drive time from center

ABR PSF includes ground leases

DTP - Dividend Trust Portfolio. SITE's ownership interest is 20% in the joint venture

(1) Corporate office buildings have 227K of leasable office space of which 152K is currently occupied by third parties and approximately 60K is occupied by SITE Centers/Curbline Properties. With respect to space currently occupied by third parties, ABR per occupied square foot is $27.09. Q2 2026 annualized NOI is $1.7M

SITE Centers Corp.

Notable Accounting and Supplemental Policies

The information contained in the Quarterly Financial Supplement does not purport to disclose all items required by the accounting principles generally accepted in the United States of America (“GAAP”) and is unaudited information. The Company’s Quarterly Financial Supplement should be read in conjunction with the Company’s Form 10-K and Form 10-Q.

Rental Income (Revenues)

•

Percentage and overage rents that are recognized after the tenants’ reported sales have exceeded the applicable sales breakpoint.

•

Tenant reimbursements are recognized in the period in which the expenses are incurred.

•

Lease termination fees are recognized upon termination of a tenant’s lease when the Company has no further obligations under the lease.

•

For those tenants where the Company is unable to assert that collection of amounts due over the lease term is probable, the Company has categorized these tenants on the cash basis of accounting. As a result, no rental income is recognized from such tenants once they have been placed on the cash basis of accounting until payments are received and all existing accounts receivable relating to these tenants have been reserved in full, including straight-line rental income. The Company will remove the cash basis designation and resume recording rental income from such tenants during the period earned at such time it believes collection from the tenants is probable based upon a demonstrated payment history or recapitalization event.

General and Administrative Expenses

•

General and administrative expenses include certain internal leasing salaries, legal salaries and related expenses associated with the leasing of space which are charged to operations as incurred.

•

The Company does not capitalize any executive officer compensation.

•

General and administrative expenses include executive property management compensation and related expenses. Property management services’ direct compensation is reflected in operating and maintenance expenses.

Real Estate

•

Real estate assets are stated at cost less accumulated depreciation, which, in the opinion of management, is not in excess of the individual property's estimated undiscounted future cash flows, including estimated proceeds from disposition.

•

Construction in progress includes shopping center developments and significant expansions and redevelopments.

•

Depreciation and amortization are provided on a straight-line basis over the estimated useful lives of the assets as follows:

Buildings

31.5 years

Building Improvements

2 to 20 years

Furniture/Fixtures/

Tenant Improvements

Shorter of economic life or lease terms

Gains on Sales of Real Estate

•

Gains on sales of real estate generally related to the sale of outlots and land adjacent to existing shopping centers are recognized at closing when the earnings process is deemed to be complete.

SITE Centers Corp.

Non-GAAP Measures

Performance Measures

FFO and Operating FFO

The Company believes that Funds from Operations (“FFO”) and Operating FFO, both non-GAAP financial measures, provide additional and useful means to assess the financial performance of REITs. FFO and Operating FFO are frequently used by the real estate industry, as well as securities analysts, investors and other interested parties, to evaluate the performance of REITs. The Company also believes that FFO and Operating FFO more appropriately measure the core operations of the Company and provide benchmarks to its peer group.

FFO excludes GAAP historical cost depreciation and amortization of real estate and real estate investments, which assume that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions, and many companies use different depreciable lives and methods. Because FFO excludes depreciation and amortization unique to real estate and gains and losses from depreciable property dispositions, it can provide a performance measure that, when compared year over year, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs, interest costs and acquisition, disposition and development activities. This provides a perspective of the Company’s financial performance not immediately apparent from net income determined in accordance with GAAP.

FFO is generally defined and calculated by the Company as net income (loss) (computed in accordance with GAAP), adjusted to exclude (i) gains and losses from disposition of real estate property and related investments, which are presented net of taxes, (ii) impairment charges on real estate property and related investments and (iii) certain non-cash items. These non-cash items principally include real property depreciation and amortization of intangibles, equity income (loss) from joint ventures and adding the Company’s proportionate share of FFO from its unconsolidated joint ventures, determined on a consistent basis. The Company’s calculation of FFO is consistent with the definition of FFO provided by NAREIT.

The Company believes that certain charges, income and gains/losses recorded in its operating results are not comparable or reflective of its core operating performance. Operating FFO is useful to investors as the Company removes non-comparable charges, income and gains to analyze the results of its operations and assess performance of the core operating real estate portfolio. As a result, the Company also computes Operating FFO and discusses it with the users of its financial statements, in addition to other measures such as net income (loss) determined in accordance with GAAP and FFO. Operating FFO is generally defined and calculated by the Company as FFO excluding certain charges, income and gains/losses that management believes are not comparable and indicative of the results of the Company’s operating real estate portfolio. Such adjustments include certain transaction fee income, transaction costs and including employee separation costs. The disclosure of these adjustments is regularly requested by users of the Company’s financial statements. The adjustment for these charges, income and gains/losses may not be comparable to how other REITs or real estate companies calculate their results of operations, and the Company’s calculation of Operating FFO differs from NAREIT’s definition of FFO. Additionally, the Company provides no assurances that these charges, income and gains/losses are non-recurring. These charges, income and gains/losses could be reasonably expected to recur in future results of operations.

These measures of performance are used by the Company for several business purposes and by other REITs. The Company uses FFO and/or Operating FFO in part (i) as a disclosure to improve the understanding of the Company’s operating results among the investing public, (ii) as a measure of a real estate asset’s performance, (iii) to influence acquisition, disposition and capital investment strategies and (iv) to compare the Company’s performance to that of other publicly traded shopping center REITs. For the reasons described above, management believes that FFO and Operating FFO provide the Company and investors with an important indicator of the Company’s operating performance. They provide recognized measures of performance other than GAAP net income, which may include non-cash items (often significant). Other real estate companies may calculate FFO and Operating FFO in a different manner.

In calculating the expected range for or amount of net (loss) income attributable to common shareholders to estimate projected FFO and Operating FFO for future periods, the Company does not include a projection of gain and losses from the disposition of real estate property, potential impairments and reserves of real estate property and related investments, debt extinguishment costs and certain transaction costs. Other real estate companies may calculate expected FFO and Operating FFO in a different manner.

SITE Centers Corp.

Non-GAAP Measures

Management recognizes the limitations of FFO and Operating FFO when compared to GAAP’s net income. FFO and Operating FFO do not represent amounts available for dividends, capital replacement or expansion, debt service obligations or other commitments and uncertainties. Management does not use FFO or Operating FFO as an indicator of the Company’s cash obligations and funding requirements for future commitments, acquisitions or development activities. Neither FFO nor Operating FFO represents cash generated from operating activities in accordance with GAAP, and neither is necessarily indicative of cash available to fund cash needs. Neither FFO nor Operating FFO should be considered an alternative to net income (computed in accordance with GAAP) or as an alternative to cash flow as a measure of liquidity. FFO and Operating FFO are simply used as additional indicators of the Company’s operating performance. The Company believes that to further understand its performance, FFO and Operating FFO should be compared with the Company’s reported net income (loss) and considered in addition to cash flows determined in accordance with GAAP, as presented in its condensed consolidated financial statements. Reconciliations of these measures to their most directly comparable GAAP measure of net income (loss) have been provided herein.

Net Operating Income (“NOI”)

The Company uses NOI, which is a non-GAAP financial measure, as a supplemental performance measure. NOI is calculated as property revenues less property-related expenses. The Company believes NOI provides useful information to investors regarding the Company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level and, when compared across periods, reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition and disposition activity on an unleveraged basis.

In reliance on the exception provided by Item 10(e)(1)(i)(B) of Regulation S-K, reconciliation of the projected NOI growth to the most directly comparable GAAP financial measure is not provided because the Company is unable to provide such reconciliations without unreasonable effort due to the multiple components of the calculations which for the same store calculation only includes properties owned for comparable periods and excludes all corporate level activity as noted above.

Other Measures

SITE Pro Rata Share Financial Information

The Company believes that the SITE pro rata share of its joint ventures presented in the quarterly supplement is not, and is not intended to be, a presentation in accordance with GAAP. SITE share financial information is frequently used by the real estate industry including securities analysts, investors and other interested parties to evaluate the performance of SITE compared to other REITs. Other real estate companies may calculate such information in a different manner.

SITE does not control the unconsolidated joint ventures and the presentations of SITE JV Pro Rata Adjustments of the unconsolidated joint ventures presented in the quarterly supplement do not represent the Company’s legal claim to such items. The Company provides this information because the Company believes it assists investors and analysts in estimating the effective interest in SITE’s unconsolidated joint ventures when read in conjunction with the Company’s reported results under GAAP. The presentation of this information has limitations as an analytical tool. Because of the limitations, this information should not be considered in isolation or as a substitute for the Company’s financial statements as reported under GAAP.

SITE Centers Corp.

Portfolio Summary at 100%

6/30/2026

3/31/2026

12/31/2025

9/30/2025

6/30/2025

Shopping Center Summary

Operating Centers – 100%

Wholly Owned - SITE

JV Portfolio

Owned and Ground Lease GLA – 100%

3,857

4,285

4,910

7,168

8,252

Wholly Owned - SITE

460

888

1,155

3,413

4,497

JV Portfolio – 100%

3,397

3,755

Unowned GLA – 100%

733

872

2,189

2,821

Quarterly Operational Overview

SITE (100%)

Base Rent PSF

$16.25

$16.83

$18.66

$18.19

$18.51

Base Rent PSF < 10K

$28.01

$28.33

$30.81

$30.19

$30.42

Base Rent PSF > 10K

$13.45

$13.83

$14.82

$14.64

$14.86

Commenced Rate

87.8%

88.9%

88.8%

88.3%

88.5%

Leased Rate

89.8%

90.8%

90.4%

89.3%

89.5%

Leased Rate < 10K SF

80.0%

80.2%

83.2%

83.8%

86.0%

Leased Rate > 10K SF

92.7%

94.1%

93.0%

91.1%

90.6%

Wholly Owned SITE

Base Rent PSF

$24.12

$25.02

$25.99

$19.80

$20.01

Leased Rate

66.9%

80.2%

85.6%

87.0%

87.6%

Leased Rate < 10K SF

62.5%

73.3%

81.0%

85.2%

88.4%

Leased Rate > 10K SF

69.7%

83.9%

87.9%

87.5%

87.3%

Joint Venture (100%)

Base Rent PSF

$15.43

$15.29

$16.84

$16.90

Leased Rate

92.9%

93.7%

91.9%

91.5%

91.7%

Leased Rate < 10K SF

84.4%

83.4%

84.1%

82.5%

83.1%

Leased Rate > 10K SF

95.2%

96.4%

94.5%

Joint Venture at Pro Rata Share

Base Rent PSF

$15.43

$15.29

$18.80

$18.96

$18.97

Leased Rate

92.9%

93.7%

91.0%

90.3%

90.7%

Leased Rate < 10K SF

84.4%

83.4%

83.2%

80.9%

82.4%

Leased Rate > 10K SF

95.2%

96.4%

94.2%

Note: GLA in thousands. Base Rent PSF excludes ground leases. All results exclude the Company's owned Beachwood, OH headquarters office buildings.

SITE Centers Corp.

Leasing Summary

Wholly Owned at 100%

Leasing Activity

Comparable Pool

Total Pool

Leasing Spreads

Count

GLA

ABR PSF

Cash

Term

Count

GLA

ABR PSF

Term

New Leases

2Q26

$0.00

0.0%

0.0

$0.00

0.0

1Q26

$0.00

0.0%

0.0

$0.00

0.0

4Q25

$0.00

0.0%

0.0

$0.00

0.0

3Q25

$0.00

0.0%

0.0

35,937

$16.98

10.0

$0.00

0.0%

0.0

35,937

$16.98

10.0

Renewals

2Q26

$0.00

0.0%

0.0

$0.00

0.0

1Q26

$0.00

0.0%

0.0

$0.00

0.0

4Q25

57,358

$15.92

4.2%

5.0

57,358

$15.92

5.0

3Q25

131,131

$14.02

4.7%

4.5

131,131

$14.02

4.5

188,489

$14.60

4.5%

4.6

188,489

$14.60

4.6

New + Renewals

2Q26

$0.00

0.0%

0.0

$0.00

0.0

1Q26

$0.00

0.0%

0.0

$0.00

0.0

4Q25

57,358

$15.92

4.2%

5.0

57,358

$15.92

5.0

3Q25

131,131

$14.02

4.7%

4.5

167,068

$14.66

5.7

188,489

$14.60

4.5%

4.6

224,426

$14.98

5.5

Net Effective Rents

Capex PSF

NER

GLA

ABR PSF

LL Work

Total

PSF

Term

New Leases

2Q26

$0.00

0.0

1Q26

$0.00

0.0

4Q25

$0.00

0.0

3Q25

35,937

$17.66

$2.04

$8.07

$0.88

$10.99

$6.67

10.0

35,937

$17.66

$2.04

$8.07

$0.88

$10.99

$6.67

10.0

Renewals

2Q26

$0.00

0.0

1Q26

$0.00

0.0

4Q25

57,358

$16.05

$0.00

$16.05

5.0

3Q25

131,131

$14.08

$0.00

$14.08

4.5

188,489

$14.68

$0.00

$14.68

4.6

New + Renewals

2Q26

$0.00

0.0

1Q26

$0.00

0.0

4Q25

57,358

$16.05

$0.00

$16.05

5.0

3Q25

167,068

$14.85

$0.77

$3.06

$0.33

$4.16

$10.69

5.7

224,426

$15.15

$0.59

$2.35

$0.26

$3.20

$11.95

5.5

Note: ABR PSF represents year one base rent for leasing spreads and the average rent for the initial term for net effective rent. Term is weighted average in years.

SITE Centers Corp.

Leasing Summary

Unconsolidated Joint Ventures at 100%

Leasing Activity

Comparable Pool

Total Pool

Leasing Spreads

Count

GLA

ABR PSF

Cash

Term

Count

GLA

ABR PSF

Term

New Leases

2Q26

$0.00

0.0%

0.0

11,543

$16.10

5.6

1Q26

46,535

$14.00

16.7%

10.5

46,535

$14.00

10.5

4Q25

$0.00

0.0%

0.0

10,406

$25.92

10.4

3Q25

$0.00

0.0%

0.0

88,189

$15.52

10.0

46,535

$14.00

16.7%

10.5

156,673

$15.80

9.9

Renewals

2Q26

311,967

$14.76

9.7%

4.9

311,967

$14.76

4.9

1Q26

42,996

$23.44

1.9%

4.2

42,996

$23.44

4.2

4Q25

77,557

$17.63

5.6%

5.1

77,557

$17.63

5.1

3Q25

245,197

$13.32

8.9%

5.6

245,197

$13.32

5.6

677,717

$15.12

8.1%

5.1

677,717

$15.12

5.1

New + Renewals

2Q26

311,967

$14.76

9.7%

4.9

323,510

$14.81

4.9

1Q26

89,531

$18.54

7.2%

7.5

89,531

$18.54

7.5

4Q25

77,557

$17.63

5.6%

5.1

87,963

$18.61

5.8

3Q25

245,197

$13.32

8.9%

5.6

333,386

$13.90

6.7

724,252

$15.05

8.5%

5.5

834,390

$15.25

6.0

Net Effective Rents

Capex PSF

NER

GLA

ABR PSF

LL Work

Total

PSF

Term

New Leases

2Q26

11,543

$16.43

$1.22

$1.30

$0.54

$3.06

$13.37

5.6

1Q26

46,535

$14.00

$2.86

$0.10

$0.57

$3.53

$10.47

10.5

4Q25

10,406

$28.65

$2.02

$0.37

$1.71

$4.10

$24.55

10.4

3Q25

88,189

$16.10

$0.27

$0.00

$0.08

$0.35

$15.75

10.0

156,673

$16.34

$1.25

$0.11

$0.37

$1.73

$14.61

9.9

Renewals

2Q26

311,967

$14.91

$0.05

$0.00

$0.05

$14.86

4.9

1Q26

42,996

$23.79

$0.25

$0.00

$0.25

$23.54

4.2

4Q25

77,557

$17.94

$0.00

$17.94

5.1

3Q25

245,197

$13.46

$0.00

$13.46

5.6

677,717

$15.30

$0.04

$0.00

$0.04

$15.26

5.1

New + Renewals

2Q26

323,510

$14.96

$0.10

$0.05

$0.02

$0.17

$14.79

4.9

1Q26

89,531

$18.70

$2.16

$0.07

$0.42

$2.65

$16.05

7.5

4Q25

87,963

$19.20

$0.43

$0.08

$0.37

$0.88

$18.32

5.8

3Q25

333,386

$14.16

$0.10

$0.00

$0.03

$0.13

$14.03

6.7

834,390

$15.49

$0.41

$0.03

$0.11

$0.55

$14.94

6.0

Note: ABR PSF represents year one base rent for leasing spreads and the average rent for the initial term for net effective rent. Term is weighted average in years.

SITE Centers Corp.

Leasing Expirations

Wholly Owned at 100%; $ and GLA in thousands

Assumes no exercise of lease options

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

5.5%

$235

6.2%

$39.17

2.0%

$235

3.2%

$39.17

2026

0.0%

$0.00

8.3%

326

8.6%

$36.22

2.9%

326

4.4%

$36.22

2027

31.3%

1,503

42.2%

$24.24

13.8%

440

11.6%

$29.33

25.1%

1,943

26.5%

$25.23

2028

0.0%

$0.00

17.4%

592

15.7%

$31.16

6.2%

592

8.1%

$31.16

2029

18.7%

731

20.5%

$19.76

11.0%

596

15.8%

$49.67

16.0%

1,327

18.1%

$27.08

2030

0.0%

$0.00

9.2%

406

10.7%

$40.60

3.3%

406

5.5%

$40.60

2031

22.2%

482

13.5%

$10.95

9.2%

326

8.6%

$32.60

17.6%

808

11.0%

$14.96

2032

0.0%

$0.00

3.7%

174

4.6%

$43.50

1.3%

174

2.4%

$43.50

2033

27.8%

846

23.8%

$15.38

2.8%

101

2.7%

$33.67

18.9%

947

12.9%

$16.33

2034

0.0%

$0.00

11.9%

336

8.9%

$25.85

4.2%

336

4.6%

$25.85

2035

0.0%

$0.00

0.0%

$0.00

0.0%

$0.00

Thereafter

0.0%

$0.00

7.3%

245

6.5%

$30.63

2.6%

245

3.3%

$30.63

Total

198

100.0%

$3,562

100.0%

$17.99

109

100.0%

$3,777

100.0%

$34.65

307

100.0%

$7,339

100.0%

$23.91

Assumes all lease options are exercised

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

0.0%

$0.00

3.7%

$162

4.3%

$40.50

1.3%

$162

2.2%

$40.50

2026

0.0%

$0.00

3.7%

188

5.0%

$47.00

1.3%

188

2.6%

$47.00

2027

31.3%

1,503

42.2%

$24.24

3.7%

1.7%

$16.00

21.5%

1,567

21.4%

$23.74

2028

0.0%

$0.00

3.7%

2.6%

$24.50

1.3%

$24.50

2029

18.7%

731

20.5%

$19.76

1.8%

$34.50

12.7%

800

10.9%

$20.51

2030

0.0%

$0.00

2.8%

108

2.9%

$36.00

1.0%

108

1.5%

$36.00

2031

0.0%

$0.00

2.8%

2.0%

$25.00

1.0%

$25.00

2032

0.0%

$0.00

8.3%

376

10.0%

$41.78

2.9%

376

5.1%

$41.78

2033

0.0%

$0.00

11.9%

427

11.3%

$32.85

4.2%

427

5.8%

$32.85

2034

0.0%

$0.00

11.0%

623

16.5%

$51.92

3.9%

623

8.5%

$51.92

2035

0.0%

$0.00

6.4%

299

7.9%

$42.71

2.3%

299

4.1%

$42.71

Thereafter

50.0%

1,328

37.3%

$13.41

40.4%

1,288

34.1%

$29.27

143

46.6%

2,616

35.6%

$18.29

Total

198

100.0%

$3,562

100.0%

$17.99

109

100.0%

$3,777

100.0%

$34.65

307

100.0%

$7,339

100.0%

$23.91

Note: Includes ground leases. Excludes Company’s owned Beachwood OH headquarters office buildings.

SITE Centers Corp.

Leasing Expirations

Unconsolidated Joint Ventures at 100%; $ and GLA in thousands

Assumes no exercise of lease options

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

1.5%

$270

0.8%

$7.30

0.3%

$44

0.3%

$22.00

1.3%

$314

0.7%

$8.05

2026

0.0%

$0.00

3.1%

474

3.2%

$26.33

0.6%

474

1.0%

$26.33

2027

215

8.6%

3,000

9.1%

$13.95

10.3%

1,555

10.4%

$26.36

274

8.9%

4,555

9.5%

$16.62

2028

418

16.7%

5,066

15.3%

$12.12

14.3%

2,398

16.0%

$29.24

500

16.2%

7,464

15.5%

$14.93

2029

438

17.5%

4,776

14.5%

$10.90

103

17.9%

2,496

16.7%

$24.23

541

17.6%

7,272

15.1%

$13.44

2030

275

11.0%

4,289

13.0%

$15.60

16.5%

2,307

15.4%

$24.28

370

12.0%

6,596

13.7%

$17.83

2031

474

18.9%

6,921

21.0%

$14.60

12.3%

1,621

10.8%

$22.83

545

17.7%

8,542

17.8%

$15.67

2032

292

11.7%

3,133

9.5%

$10.73

8.0%

1,390

9.3%

$30.22

338

11.0%

4,523

9.4%

$13.38

2033

1.2%

577

1.7%

$19.23

5.9%

768

5.1%

$22.59

2.1%

1,345

2.8%

$21.02

2034

114

4.6%

2,455

7.4%

$21.54

1.7%

328

2.2%

$32.80

124

4.0%

2,783

5.8%

$22.44

2035

172

6.9%

2,136

6.5%

$12.42

3.3%

660

4.4%

$34.74

191

6.2%

2,796

5.8%

$14.64

Thereafter

1.6%

411

1.2%

$10.28

6.3%

937

6.3%

$26.03

2.5%

1,348

2.8%

$17.74

Total

2,505

100.0%

$33,034

100.0%

$13.19

165

575

100.0%

$14,978

100.0%

$26.05

246

3,080

100.0%

$48,012

100.0%

$15.59

Assumes all lease options are exercised

Greater than 10K SF

Less than 10K SF

Total

Year

# of

Leases

Expiring

% of SF

> 10K

ABR

% of ABR

> 10K

Rent

PSF

# of

Leases

Expiring

% of SF

< 10K

ABR

% of ABR

< 10K

Rent

PSF

# of

Leases

Expiring

% of SF

Total

ABR

% of ABR

Total

Rent

PSF

MTM

1.5%

$270

0.8%

$7.30

0.3%

$44

0.3%

$22.00

1.3%

$314

0.7%

$8.05

2026

0.0%

$0.00

1.9%

284

1.9%

$25.82

0.4%

284

0.6%

$25.82

2027

1.2%

324

1.0%

$11.17

4.9%

708

4.7%

$25.29

1.9%

1,032

2.1%

$18.11

2028

1.4%

335

1.0%

$9.57

10.8%

1,854

12.4%

$29.90

3.1%

2,189

4.6%

$22.57

2029

2.5%

752

2.3%

$11.94

11.0%

1,668

11.1%

$26.48

126

4.1%

2,420

5.0%

$19.21

2030

1.1%

549

1.7%

$19.61

9.7%

1,404

9.4%

$25.07

2.7%

1,953

4.1%

$23.25

2031

2.0%

689

2.1%

$13.51

6.1%

883

5.9%

$25.23

2.8%

1,572

3.3%

$18.28

2032

2.4%

742

2.2%

$12.16

7.1%

1,119

7.5%

$27.29

102

3.3%

1,861

3.9%

$18.25

2033

129

5.1%

1,563

4.7%

$12.12

3.8%

550

3.7%

$25.00

151

4.9%

2,113

4.4%

$13.99

2034

0.0%

$0.00

6.1%

792

5.3%

$22.63

1.1%

792

1.6%

$22.63

2035

131

5.2%

1,865

5.6%

$14.24

5.6%

667

4.5%

$20.84

163

5.3%

2,532

5.3%

$15.53

Thereafter

1,941

77.5%

25,945

78.5%

$13.37

188

32.7%

5,005

33.4%

$26.62

102

2,129

69.1%

30,950

64.5%

$14.54

Total

2,505

100.0%

$33,034

100.0%

$13.19

165

575

100.0%

$14,978

100.0%

$26.05

246

3,080

100.0%

$48,012

100.0%

$15.59

Note: Includes ground leases

SITE CENTERS INVESTOR RELATIONS DEPARTMENT 3300 ENTERPRISE PKWY, BEACHWOOD, OH 44122 O: 216-755-5500 F: 216-755-1500 SITECENTERS.COM NYSE: SITC

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